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Single Family ResidenceResidential
$430,932$491 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 95How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Aug 30, 2026

45 BEECH ST

FORDS, NJ 08863
0
Baths
878 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
4,199 ft²
Lot SizeThe size of the land the home sits on, from county records.
1945
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.

Valuation

$431K
$411K low$451K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$7,633 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$58,400 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$16,400
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$42,000
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$58,400
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$58,400

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Cape Cod
CountyMIDDLESEX
Lot (acres)The size of the land the home sits on, from county records.0.10
PoolWhether the property has a pool, and what kind, such as in-ground.No

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

M
Fords Middle SchoolD+
Middle · Grades 6–8 · 0.8 mi
E
Lafayette Estates Elementary SchoolC
Elementary · Grades KG–5 · 1.0 mi
H
Woodbridge High SchoolC-
High · Grades 9–12 · 2.6 mi

District: Woodbridge Township School District

Neighborhood · ZIP 08863These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.86
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.95
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.105

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.96%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.24%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.6.6%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.5%
PopulationHow many people live in this area.13,888
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.6,214 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$111,028
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$133,428
Average tempThe average temperature here across a full year.53°F
Annual precipHow much rain and melted snow falls here in a typical year.49 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.56%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

45 Beech St measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth less than 85% of homes in Fords 08863
  • Costs more per square foot than 92% of homes in Middlesex County
  • Smaller than 95% of homes in Middlesex County
  • Has a smaller lot than 85% of homes in Fords 08863
  • Older than 83% of homes in Middlesex County

What homes are worth in Fords 08863

Each bar is how many homes fall in that price range. The marker is this home.

This home
$350K$805K

This home is worth more than 15% of homes in Fords 08863.

How it measures up in Fords 08863

The dot is this home. The mark in the middle is the typical home in Fords 08863.

Estimated value$430,932
CheaperTypical $525,132Pricier

Pricier than 15% of homes nearby

Price per ft²$491
CheaperTypical $390Pricier

Pricier than 88% of homes nearby

Living area878 ft²
SmallerTypical 1,332 ft²Bigger

Bigger than 10% of homes nearby

Lot size4,199 ft²
SmallerTypical 0.14 acBigger

Bigger than 15% of homes nearby

Year built1945
OlderTypical 1949Newer

Newer than 41% of homes nearby

How 45 Beech St ranks against every home in each area.
MeasureThis homeFords 08863Middlesex County
Estimated valuepricier than$430,93215% of homes17% of homes
Price per ft²pricier than$49188% of homes92% of homes
Living areabigger than878 ft²10% of homes5% of homes
Lot sizebigger than4,199 ft²15% of homes30% of homes
Year builtnewer than194541% of homes17% of homes

About 45 Beech St

How much is 45 Beech St, Fords, NJ worth?

The TopHap Estimate for 45 Beech St, Fords, NJ is $430,932 as of Aug 30, 2026. The likely range is $410,709 to $451,155. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 45 Beech St, Fords, NJ last sell?

45 Beech St, Fords, NJ last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 45 Beech St, Fords, NJ?

45 Beech St, Fords, NJ has 878 square feet of living space and a 0.10-acre lot.

When was 45 Beech St, Fords, NJ built?

45 Beech St, Fords, NJ was built in 1945, making it 81 years old. It is a cape cod home. The building has 1 story.

What schools serve 45 Beech St, Fords, NJ?

45 Beech St, Fords, NJ is assigned to Fords Middle School (middle), rated D+; Lafayette Estates Elementary School (elementary), rated C; Woodbridge High School (high), rated C-. All sit in Woodbridge Township School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 45 Beech St, Fords, NJ compare to other homes in Fords 08863?

Among the 3,468 homes in Fords 08863, it is worth more than 15% of them ($430,932 against a typical $525,132), its price per square foot is higher than 88% of them ($491 against a typical $390), it is bigger than 10% of them (878 ft² against a typical 1,332 ft²), its lot is bigger than 15% of them (4,199 ft² against a typical 0.14 ac) and it is newer than 41% of them (1945 against a typical 1949). Measured against all of Middlesex County, it is worth more than 17% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 45 Beech St, Fords, NJ?

The 2025 property tax bill for 45 Beech St, Fords, NJ was $7,633. The county assessed it at $58,400.

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